Transit Oriented Development (TOD) Progress Report SFMTA, Mayor s Office of Economic Development, Mayor s Office of Housing and Community Development, Planning Policy and Governance Committee September 15, 2017 1
Background City Charter: Agency diligently shall seek to develop new sources of funding for the Agency's operations Real Estate Vision Plan (2013) Identified Transit Oriented Development (TOD) opportunities Potential for revenue, addressing City s policy objectives Public Land for Housing (2014) Interagency partnership Mayor s Office, Planning Leveraging public land to address housing needs using portfolio approach Mayor s Office of Housing & Community Development 2
Upper Yard Property to be transferred to Mayor s Office of Housing and Community Development (MOHCD) CONCEPT: 100 UNIT AFFORDABLE DEVELOPMENT WITH GROUND FLOOR COMMERCIAL 3
Upper Yard Purchase and sale MOU executed with MOHCD MOHCD is working on jurisdictional transfer legislation MOHCD selected developer in September, 2016 Since early 2017, developer has been working with community to refine project design MOHCD secured BART approval for use of adjacent property in March, 2017 4
4 TH and Folsom Moscone/Yerba Buena Station CONCEPT: 85 UNIT AFFORDABLE DEVELOPMENT WITH GROUND FLOOR COMMERCIAL 5
4 TH and Folsom FTA preliminary review has been completed SFMTA and MOHCD executed a development MOU MTA Board approved the MOU in February, 2017 Property will not be transferred; SFMTA will lease site to developer Developer RFP was released in August, 2017 RFP requires a robust community outreach effort SFMTA has selected design consultants to complete peer review of project design and construction Contract negotiations are underway 6
Muni Yards CONCEPT: DEVELOPMENT ABOVE UPGRADED BUS YARDS 7
Muni Yards Reconstruction of bus yards with possible TOD was first examined in 2013 Real Estate Vision report Over the past 18 months, a detailed campus-wide facilities plan has been developed (2017 Facility Assessment report) This report presents a timeline for the reconstruction of multiple bus yards Earlier this year, SFMTA issued an RFP to study the feasibility of TOD at bus yards Study represents the most detailed look at development concepts, feasibility, financing, and implementation Currently in contract negotiations with a consultant team 8
Surface Parking Lots CONCEPT: INFILL RESIDENTIAL OR MIXED USE DEVELOPMENT, PUBLIC PARKING 9
Surface Parking Lots - Overview Consultant team studied development feasibility at five surface parking lots 10
Surface Parking Lots Study - Findings Market rate development would not generate lease revenue to SFMTA Even market rate development would likely require subsidy With adequate subsidy, affordable housing may be feasible at some sites Development is not practical at the West Portal lots Zoning is very restrictive; subsidy would be substantial Development is more feasible at the Castro lots Potential building code issues at one lot; other lot would require moderate subsidy for moderate number of units Development is most feasible at lot adjacent to Performing Arts Garage Greatest number of units, lowest subsidy, no loss of hourly parking 11
Surface Parking Lots Next Steps Performing Arts Garage and adjacent lot were transferred to SFMTA in August, 2017 MTA Board and Board of Supervisors voted to transfer property from SF Parking Authority Working with MOHCD on a development concept for lot adjacent to Performing Arts Garage Smaller than typical MOHCD project size (35 45 units) Investigating modular construction, as typical financing would not work Would not impede access to, and function of, Performing Arts Garage Appraisal, development MOU with MOHCD will follow Developer RFP and further outreach to follow If modular concept is feasible at Performing Arts Garage lot, will investigate pursuing similar project at Castro sites 12
Moscone Garage CONCEPT: REPLACING MOSCONE GARAGE WITH MIXED USE DEVELOPMENT, POSSIBLY WITH REPLACEMENT PUBLIC PARKING 13
Moscone Garage Progress To Date Garage was transferred to SFMTA in August, 2017 MTA Board and Board of Supervisors voted to transfer property from SF Parking Authority Consultant completed an analysis of parking supply and demand scenarios SFMTA has worked with OEWD, MOHCD, Planning to analyze feasibility of new development Analyzed zoning, shadow constraints; financial feasibility; development program; potential for replacement parking 14
Moscone Garage Parking Study Findings Average mid-day occupancy is 53%, though demand is uneven At present, reducing or eliminating parking at Moscone would displace relatively few parkers; 5 th and Mission could accommodate most Moscone vehicles Growth in Central SoMa is projected to generate a parking shortfall in the area Shortfall would occur even if Moscone were untouched just a question of degree The forecast methodology is sound, though previous projections of parking shortfalls have not come to fruition There are numerous possible parking mitigation measures, e.g. TDM for new developments, better use of Ellis-O Farrell Garage Looked at four parking supply scenarios 732, 500, 250, and 0 spaces Moderate variation in parking income for four scenarios When potential lease and tax revenue from development are included, limited fiscal variation across four scenarios 15
Moscone Garage Development Concept Development concept: convention hotel with affordable housing Approximately 650 hotel rooms, 100 housing units, no dedicated parking for these uses Garage currently generates net income to SFMTA; any new development must generate substantial revenue Housing component would address an urgent need Hotel would complement the expansion of the Moscone Center in an ideal location; there is high hotel demand and not enough supply to accommodate large conventions Hotel would generate approximately 400 permanent new jobs in a transit-rich location SFMTA may request two proposals per development with and without a replacement public garage Replacement garage would likely generate less land revenue to SFMTA Two proposals would facilitate an analysis of financial and parking implications 16
Moscone Garage Next Steps Complete draft RFP for development of the site Conduct further outreach to neighborhood stakeholders Bring development concept and RFP before full MTA Board Issue developer RFP RFP will insist on robust community outreach and engagement 17
Questions? Contact: Rafe Rabalais, SFMTA Strategic Real Estate Rafe.Rabalais@sfmta.com (415) 701-5380 18